I will remain behind in VA for another year so my daughter can graduate High School. 

In Texas if your estate is under $50,000 not including homestead, the remaining heirs file a heirship affidavit and small estate affidavit and are able to sell the property without going thru probate.

It was almost completely bought up; very few remaining. 3.

Interest rates will remain low (on a historical basis) for the next few years.

@Teage StauntonHays Co. is already getting actively marketed to by investors who are moving out of Austin due to inflated prices but there are always deals to be found if your marketing connects with the right person at the right time in their life.

Houston remains extremely aggressive for me at auctions and trying to find more deals constantly.

It sounds like you'd be funding your business off of credit cards which you would want to run worst case scenarios against to ensure your business could remain solvent.  

I've been reading a book about real estate investing and the author who shall remain nameless makes a brilliant recommendation when buying REO properties.

It is not wise to solicit them as if you are "helping them get out of their foreclosure situation" ~ because this tends to imply that you are aimed at preventing the foreclosure so that they may keep and remain in their home. 

She moved out before her lease was over, and there were no remaining deposit funds available to return to her after cleaning, vacancy, re-leasing, etc.